1324 Pennsylvania · Hartshorne, OK 74547

$25,000

1 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 7 Days on market

Built 1940 0.38 ac lot Est $48k · 48% under

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Why this score? — see what drove the A- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Unlock the potential of this unique investment opportunity featuring a single-family home plus a detached garage with a separate apartment above. Situated on a spacious lot, this property offers multiple value-add possibilities for the right buyer. The main house is ready for a full renovation, providing a blank canvas to design and customize to your vision. The detached garage includes an upper-level apartment, ideal for future rental income, guest quarters, or a live/work setup once restored. With the right improvements, this property has strong upside potential—perfect for investors, flippers, or those looking to create a multi-unit income-producing asset. Whether you choose to ren

Key facts

• Spacious lot
• Full renovation
• Detached garage

Tags

• DETACHED GARAGE
• UPPER-LEVEL APARTMENT
• FULL RENOVATION
• SPACIOUS LOT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Security: No safety shelter
• Utilities: Cable available; Electricity available; Phone available; Public water; Public sewer
• Home design: 2-story home; Faces north; Crawlspace foundation
• Construction: Wood frame construction; Asphalt/fiberglass roof
• Exterior features: Covered porch; Garage apartment; Chain link fencing; No additional exterior features listed

Interior

• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Laminate counters; Aluminum and wood window frames
• Laundry & utility: No hot water (appliance/equipment noted)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $25k).

Location & tenants

• Location reads 59/100 on livability (#391 in OK) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D+, amenities F, commute F.
• Hartshorne (town): math 6% / reading 9% proficiency, ranked #257 of 270 in OK (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hartshorne Es (math 12% / reading 12%, grade F, #667 of 845 statewide, top 82%, 327 students, 0% FRL); Hartshorne Ms (math 2% / reading 8%, grade F, #320 of 345 statewide, top 94%, 165 students, 0% FRL); Hartshorne Hs (math 5% / reading 5%, grade F, #430 of 447 statewide, top 99%, 216 students, 0% FRL) — zoned schools average 0% FRL vs 61% district-wide (61 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 23 active listings in the ZIP; 46 units permitted in Pittsburg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (6.3% local appreciation)).
• Pittsburg County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.72% ✓
• Cap rate: 33.63%
• Cash-on-cash: 97.64%
• DSCR: 5.34
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $47,940
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 Pawnee Ave	0.22mi	2/2.0 (+1)	1,088 (+7%)	3mo	$112,000	$103	67
1038 Lehigh Ave	0.31mi	2/1.0 (+1)	1,148 (+12%)	4mo	$45,000	$39	56
833 Lehigh	0.55mi	2/1.0 (+1)	881 (-14%)	14mo	$41,500	$47	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.28×
• Total profit: $43,941
• Equity at exit: $16,181

10-year hold

• IRR: —
• Equity multiple: 15.39×
• Total profit: $100,755
• Equity at exit: $29,754

Cash invested: $7,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74547

• Home prices YoY: 2.6%
• Active inventory: 23
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $570

Break-even live

Break-even rent $209

Max offer price $25,000

Occupancy floor 34%

Sensitivity live

Price	-10% $584	-5% $577	+0% $570	+5% $562	+10% $555
Rent	-10% $496	-5% $533	+0% $570	+5% $606	+10% $643
Rate	-1.0pp $582	-0.5pp $576	base $570	+0.5pp $563	+1.0pp $556

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending
2. 2026-04-28
   listed $25,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $283 · $24/mo
• Projected year-2 tax: $283 · $24/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,160
• − Mortgage interest: −$1,400
• − Property taxes: −$283
• − Insurance: −$125
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$727
• Taxable income: $6,838
• Est. tax owed @ 24.0%: −$1,641
• After-tax cash flow: $5,194/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Hartshorne
• NCES district ID: 4013920
• Math proficiency: 6% ▼ -18.00%
• Reading proficiency: 9% ▼ -11.00%
• Median HH income: $43,191
• Composite: 6.89/100
• National rank: #9979
• State rank: #257 of 270 in OK

Livability — Hartshorne

• Score: 59/100
• State rank: #391
• US rank: #20117

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing B+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartshorne, OK
• Population (ZIP): 3,014

Population outlook (Pittsburg County) Hauer SSP2

• Today (2025): 42,795 people
• By 2030: 41,901 · -2.1%
• By 2040: 40,680 · -4.9%
• By 2050: 39,952 · -6.6%
• By 2075: 38,858 · -9.2%
• By 2100: 36,031 · -15.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 60% Two or more races 28% Native American 9% Hispanic / Latino 4% Black 1% Asian 1%
• Common ancestry: Iranian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Pittsburg

• 2024 margin: Solid R (+59.0) · D 19.8% · R 78.8% · Other 1.5%
• 2008→2024 swing: -22.4pp toward R · 2008: -36.6pp · 2024: -59.0pp
• All cycles: 2024: R+59.0 2020: R+56.3 2016: R+52.4 2012: R+38.3 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.29%
• Current HPI: 244.0253
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

2 events — show timeline

• 2026-05-06 Pending — MLS Technology, Inc.
• 2026-04-28 Listed $25,000 MLS Technology, Inc.

Property tax history

+6.4%/yr

Latest (2025): $283 · -0.7% YoY. Source: county tax records.